Miami Shores Investment Offering

Atelier 105

15 Shovel-Ready Vertical Estates | Engineered for Alpha.

Capitalization

$20.0M

Senior LTV

56%

Projected IRR

27.8%

Exit Term

24 MO.

Strategic Arbitrage

Competing on Quality,
Not Just Price.

Our $875 PSF entry basis mirrors the cost of a high-tier legacy renovation, yet we deliver a high-performance concrete structure that holds a $200+ PSF value cushion below the market ceiling.

STRATEGY LEGACY PREMIUM (FIX-UP) ATELIER 105 (TARGET) NEW CONSTRUCTION CEILING
Entry Basis ~$874 PSF $875 PSF $1,100+ PSF
Structure Wood Frame / CBS Mix Hollow-Core Concrete Ultra-Luxury Custom
Investor Alpha Limited Upside $200+ PSF Cushion Market Top

Execution Certainty

Vertically Integrated
Risk Management

The biggest friction in South Florida development is third-party contractor misalignment. We have eliminated this by housing Development and Construction under one fiduciary umbrella.

Dino C. Jagarnauth

Key Principal & Managing Director

30+ years of structural delivery and fiduciary oversight. Dino serves as the primary liaison for institutional capital and Flagstar Bank, ensuring project milestones are met with 100% precision.

Chris Brook

General Contractor (NVCD)

Leading the "Zero-Defect" construction mandate. Chris provides direct oversight of site operations, ensuring the structural integrity of the 3-story concrete builds and commercial-grade glazing.

The Sponsor Advantage: Vertical integration via NVCD ensures Budget Certainty and Speed-to-Market.

The Asset Profile

The Vertical Estate

Atelier 105 is an architectural response to the scarcity of high-performance homes in Miami Shores. Each unit is engineered with rooftop Sky Lounges and deeded Biscayne Canal access.

  • ■ Acoustic Logic: STC-Rated Tech neutralizing US-1.
  • ■ Construction: 3-Story All-Concrete builds.
  • ■ Exit Path: Direct Unit Sales to High-Net-Worth buyers.

Capital Partnership

Request Deal Room Access

The final $6.0M equity window for the May 11, 2026 closing is now open for accredited partners.

Request Offering Memorandum

Flagstar Bank Senior Facility Secured | Shovel Ready

Institutional Performance Modeler

Confidential Equity Offering | Atelier 105

PG 305 (EB-5 Fund)
Strategic Partners (Series LLC)
Total Capital Outlay
$1,100,000
Includes $50,000 Administrative Fee
Projected IRR
27.8%
Equity Multiple
1.61x
Return on Cost
61.2%
Net Profit Share
$412,300
1. Securities Act of 1933 This presentation is restricted to "Accredited Investors" as defined by Rule 501 of Regulation D. These securities have not been registered with the SEC and are subject to legal restrictions on transferability and resale. Investors must be prepared to hold their investment for the full 5-year term.
2. No Guarantee of Performance Projections for IRR, ROC, and Multiple are mathematical models based on the Manager’s "Base Case" assumptions ($24.9M Revenue). Actual results may vary materially. Real estate development involves risk of construction cost overruns, interest rate hikes, and market illiquidity. Principal is not guaranteed.
3. EB-5 Program Compliance USCIS requires that EB-5 capital remain "at risk." Any perceived guarantee of return or redemption is strictly prohibited. For PG 305 participants, the 7% Pref is a priority distribution hurdle, not a guaranteed interest payment.
4. Tax & Legal Advice Focal Point South Florida, LLC and its affiliates do not provide tax, legal, or accounting advice. Capital gains and distributions may have significant tax implications. Investors should consult with their own professional advisors before committing capital.
5. Managerial Discretion The Manager retains total discretion over the timing of distributions and the execution of the business plan. While the target exit is 24-48 months, market conditions may necessitate a longer hold period to protect equity partner interests.
6. Conflict of Interest Focal Point South Florida, LLC acts as the Sponsor, Manager, and through NVCD, the General Contractor. While this vertical integration is designed to reduce costs, it represents a potential conflict of interest which is further disclosed in the PPM.
BY UTILIZING THIS CALCULATOR, YOU ACKNOWLEDGE THAT THESE FIGURES ARE FOR ILLUSTRATIVE PURPOSES ONLY AND ARE SUBORDINATE TO THE TERMS OF THE CONFIDENTIAL PRIVATE PLACEMENT MEMORANDUM (PPM).